6 Creeks
See 6 Creeks on the map →S Old Stagecoach Rd, Kyle, TX 78640 — a multi-builder master-planned community developed by Taylor Morrison of Texas and WLH Communities. Six builders currently active, and a Public Improvement District assessment that almost none of them disclose on their own pricing pages. Built from each builder's own site, county tax records, and the developer's own community sheet — not a field visit yet.
| Detail | What we found | Source |
|---|---|---|
| Developer | Taylor Morrison of Texas, Inc. and WLH Communities — Texas LLC | (V) 🟢 |
| Location | S Old Stagecoach Rd, Kyle, TX 78640 | (V) 🟢 |
| Size | Master plan runs 21 numbered sections; total acreage and planned home count not disclosed by any source we checked | could not verify |
| Active builders | Six — Chesmar Homes, Coventry Homes, Highland Homes, Pulte Homes, Risewell Homes, and Perry Homes (Perry appears on the community's own builder roster but we could not load its pricing page to confirm current status) | (V) 🟢 |
| Not currently active | Taylor Morrison markets both its own 6 Creeks sections as sold out; M/I Homes' community page is stale (dated 2019 "coming soon" copy, one leftover 2023 listing) despite being co-developer of the master plan | (V) 🟢 |
| Starting prices | Coventry from $481,990; Risewell mid-$400s; Highland $430s–$690s by lot width; Chesmar from $544,990; Pulte from $524,990 | (V) 🟢 |
| Schools | Hays CISD. Elementary assignment splits by section — Jim Cullen Elementary (Taylor Morrison, Highland, Chesmar sections) or Laura B. Negley Elementary (Pulte, Risewell sections). Middle: R.C. Barton. High: Jack C. Hays (most sources; one secondary source also names Lehman for part of the community, unconfirmed) | (V)/(BC) 🟡 |
| HOA | $200/quarter ($800/year), managed by KiTH Management Services | (V) 🟢 |
| Tax district | 6 Creeks Public Improvement District (PID) — not a MUD | (V) 🟢 |
The developer (Taylor Morrison / WLH Communities), the location, the current six-builder roster cross-checked against each builder's own site, the HOA amount, and the PID (not MUD) tax structure, all confirmed against Taylor Morrison's own 2025 Community Information Sheet and the builders' own community pages.
Total acreage and total planned home count are not published anywhere we could find. Amenity claims (second amenity center "starting in 2026," pool with lap lane, lighted pickleball courts, pond boardwalk) come from the community's own marketing and a builder-authored blog post, not an independent source.
Current lot availability and quick move-in counts for any of the six builders. BBB standing for Coventry, Highland, Perry, Pulte, and Risewell (only Chesmar's was checked this pass). Construction quality firsthand — we have not made a field visit yet.
6 Creeks sits inside its own Public Improvement District, which layers a separate, flat-dollar annual assessment on top of the standard ad valorem tax rate — confirmed at $2,978.64/year for 55′ lots and $4,187.66/year for 70′ lots in Taylor Morrison's own community sheet, on top of a base rate of roughly $1.76–$1.83 per $100 valuation. We checked Coventry's, Pulte's, Highland's, Chesmar's, and Risewell's own pricing pages directly: none of them mention the PID assessment at all. Risewell's site states a "base tax rate of 1.83%" with no PID note, which on its own understates a buyer's true annual carrying cost. Because the PID assessment is a flat dollar figure rather than a percentage, it doesn't scale the same way property value does — it's a materially larger share of the payment on a lower-priced home than a higher-priced one. Our own tracker's flat "2.7%" guess is also an oversimplification of this two-part structure and should be corrected to reflect the base rate plus a separate, lot-type-specific PID installment.
Our Incentive Tracker does not currently carry a verified live offer specific to 6 Creeks. For current, verified incentive data across the market, use the tools below.
| Date | Builder | Notes |
|---|---|---|
| — | — | No New Home Dispatch field visit yet. This section will populate once a visit to 6 Creeks is completed. |
6 Creeks sits in Kyle, within New Home Dispatch's South Austin / Hays County priority coverage area.
Advantage: six active builders in one master plan, a confirmed HOA fee, and a clean answer on district type (PID, not MUD) — more disclosed detail than most communities we've profiled so far.
Limitation: nearly every builder's own pricing page omits the PID assessment, which can add $250–$350 or more to a monthly payment depending on lot type. Confirm that figure directly, in writing, before comparing 6 Creeks pricing to a non-PID community.
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